EH 120207-RO
                                
                        STATE OF NEW YORK
            DIVISION OF HOUSING AND COMMUNITY RENEWAL
                  OFFICE OF RENT ADMINISTRATION
                           GERTZ PLAZA
                     92-31 UNION HALL STREET
                     JAMAICA, NEW YORK 11433
                                
                                
----------------------------------x
IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
APPEAL OF                               DOCKET NO.: EH 120270 RO

43-05 REALTY CORP.
                                        DISTRICT RENT
                                        ADMINISTRATOR'S DOCKET
NO.: DE 120259 S
                        PETITIONER
----------------------------------x


  ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                
                                
      On August 22, 1990 the above named petitioner-owner filed a
Petition  for Administrative Review against an order of the  Rent
Administrator issued July 30, 1990.  The order concerned  housing
accommodations  known as Apartment C-2 located  at  43-05  Forley
Street, Elmhurst, N.Y. wherein the Administrator ordered  a  rent
reduction for failure to maintain required or essential services.

      The  Commissioner  has reviewed the  record  and  carefully
considered  that portion relevant to the issues  raised  by  this
appeal.

      The  tenant commenced this proceeding by filing a Statement
of  Complaint  of  Decrease in Services on  May  25,  1989.   She
alleged the following decreases in services:

          1.  No cold water from kitchen sink
          2.  Broken kitchen faucets
          3.  Leaking pipes under sink
          4.  Bathroom cold water keeps running
          5.  Peeling paint and plaster throughout apartment.
          
      The  owner  was  served with a copy of the application  and
afforded  an  opportunity  to  respond.   No  response  was  ever
received by the Administrator.

      A  physical  inspection of the apartment was ordered.   The
inspection  was  conducted  on  May  2,  1990  and  revealed  the
following :

          1.  Leaking kitchen cold water faucet
          2.  Kitchen hot water faucet broken
          3.  Bathroom ceiling cracked
          
The following services were found to have been maintaIned:

          1.  No evidence of leaking pipes under sink
          2.  No evidence of leak in bathroom cold water pipe
          3.  No evidence of peeling paint and plaster, other
              than bathroom ceiling

The  Administrator ordered a rent reduction totaling  $11.00  for
the three services violations found.

      On  appeal, the owner states that repairs were made on  two
occasions to the kitchen and bathroom faucets.  It also  attaches
a  copy of an answer to the complaint, allegedly filed with  DHCR
on June 22, 1989.  In that answer the owner stated, in substance,
that all repairs had been made.  The owner repeats this assertion
in  the  petition.  The tenant filed a response on September  10,
1990 wherein she stated that the kitchen water problems were  not
corrected.

      After  careful  review of the evidence in the  record,  the
Commissioner  is  of  the  opinion that the  petition  should  be
denied.

      The  owner's  asserts that a timely answer was  filed  with
DHCR.  However, no such answer was contained in the record and  a
check  of the records indicates that the complaint was served  on
the owner at the proper address.  Even assuming arguendo that the
answer  was filed, the inspector's report contradicts the owner's
assertions.  It is settled that the report of a DHCR inspector is
entitled to more probative weight than the unsupported statements
of a party to the proceeding.

      The  owner may file for rent restoration when all  services
have been restored.

     THEREFORE, pursuant to the Rent and Eviction Regulations, it
is

      ORDERED,  that  this petition be, and the same  hereby  is,
denied, and that the Rent Administrator's order be, and the  same
hereby is, affirmed.

ISSUED:




JOSEPH A. D'AGOSTA
                                        Deputy Commissioner
    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name